Residences of Average Quality typically will be encountered more frequently than residences of other qualities. They are usually mass-produced and will meet or exceed the minimum construction requirements of lending institutions, mortgage insuring agencies and building codes. By most standards, the quality of materials and workmanship is acceptable, but does not reflect custom craftsmanship. Cabinets, doors, hardware and plumbing are usually stock items. Architectural design will include ample fenestration and some ornamentation on the front elevation.
The Average Quality Residence is best described by saying that it is a national average and not a local average. Average Quality residence costs with in this program may be above average quality or even below average quality residences for your part of the country. What is average quality for one area of the country will not necessarily be the same for other areas.
In most areas, houses of Average Quality will be encountered more frequently than homes of other qualities. They will generally exceed FHA design and specifications. Roof slopes will increase, as well as the overhangs and complexity of the roof style. Better fenestration and ornamental trims are found on the street exposures. House shapes will be rectangular to ''L" shaped with some corners or indentations that add to the cost.
Older homes may require a plus adjustment for plaster interiors and at the same time a minus adjustment for the lack of current energy (insulation) standards. While some may have added trim and built-in features, other items such as kitchen cabinetry and mechanical items will be deficient by today's standards.
Many residences may require more than a casual view to determine the construction class, and an inspection must be made of the interior for reliable determination of quality. However, the experienced appraiser will notice the details of workmanship, design and exterior finish materials, which often indicate the quality to be found inside.
Some items which affect the cost and which may be observed from the exterior are roof pitch and type. Costs of shed, gable, and hip roofs generally ascend in that order. Typically, a cut-up roof requires more labor and materials than a simply designed roof.
Eave soffits and gutters, or their absence, and the trim and ornamentation should be observed, as well as the quantity and quality of fenestration.
In most cases, the interior improvements will be commensurate with the exterior, but even when they are not, the exterior design and finish have a great effect on the cost.
Tract developments, where a large number of identical or similar dwellings are built at one time, may effect savings in construction costs. However, in evaluating a single residence in a tract, the appraiser must use his own judgment as to whether there was a saving which is pertinent to his specific appraisal.
Summary: Fenestration, roof pitch, design, materials and workmanship are the major indicators of cost from an exterior view. Fireplaces, porches and appliances are separate items not considered in the quality of the house, although they may be indicative of the quality of other structural items. Interiors may not conform to the exterior quality. The costs included in this program are derived from construction costs of many buildings and are medians of cost ranges.
The following further describes building components at this quality of construction.
Residence
Foundation: A continuous concrete perimeter foundation and piers.
Floor Structure: Wood structure and subfloor or concrete slab on grade for ground level, all upper floors are wood structure and subfloor.
Floor Insulation: Not included in the basic residence cost, add where needed. Three levels of floor insulation are available, for mild, moderate and extreme climates.
Floor Cover: Carpet, hardwood, vinyl composition tile or sheet vinyl floor cover is used. Floor cover is not included in the basic residence cost. The Floor Cover Allowance is a weighting of those floor coverings typically found at this quality and can be used if floor cover is not itemized.
Exterior Wall: Standard aluminum sash or wood sash is typical of the fenestration at Average Quality. Framing can be either wood or steel studs.
Roof: Wood rafters or prefabricated trusses with exterior-grade plywood or wood sheathing. Roof slope is usually 5 in 12 or less.
Interior Finish: Interior walls are taped and painted drywall with an allowance for some inexpensive wallpaper or paneling. Kitchen and baths have enamel painted walls and ceilings. Prefinished plywood cabinets in the kitchen with a small pullman or vanity in bath areas. Countertops are laminated plastic or ceramic tile. Doors are medium grade, hollow core with standard-grade hardware. Baseboard and casings are stock. An adequate amount of closet space. Workmanship throughout is of average quality.
Note: Base interior wall height is 8' (except for Excellent Quality). For each foot of variation, the program will add to or deduct from the base cost only, 4% for all masonry exterior walls including masonry veneers and 3% for frame exterior walls.
Electrical: An adequate number of outlets with some luminous fixtures in kitchen and bath areas.
Plumbing: Default at this quality is eight average-quality white or colored plumbing fixtures with one plumbing rough-in are included in the basic residence cost. The fixtures can include any of the following: water heater, laundry tray, tiled or modular plastic shower stall, toilet, lavatory, tub, tub with shower over, or kitchen sink. Adjustments should be used for any deviation from eight fixtures and a rough-in.
Built-in Appliances: None are included in the basic residence cost. The Built-in Appliance Allowance is a weighting of those typically found at this quality level and can be used when appliances are not itemized.
Fireplaces: None are included in the basic residence cost. Add as needed.
Basements
Unfinished: Using the Group Section costs are provided for two common basement wall types: poured concrete and concrete block. Four wall thicknesses are available to choose from: 6 inches, 8 inches, 10 inches or 12 inches. The costs also include a concrete slab floor, floor drain, wood or steel pipe columns to support the living area above, a minimum number of electrical outlets, windows, and an open-riser, softwood stairway. The cost for a basement is not included in the basic residence cost.
Finished: Two types of finish are provided, both of which are additive costs to be used in conjunction with the unfinished basement cost and should be applied only to that portion which is finished.
Minimal Finish: The minimal basement finish includes asphalt or vinyl composition tile floor covering, fiberboard ceiling, painted walls, minimum electrical lighting and incidental heating. The minimal-finish basement cost should be used in conjunction with an unfinished basement cost.
Partitioned Finish: The partitioned basement finish is somewhat similar in both quality of materials and workmanship to that of the basic residence. It is fully partitioned for recreation room, bedroom, laundry room, bathrooms, etc. The costs include ceiling, wall and floor finishes and electrical lighting, as well as heating (allowance for additional ducts and room registers). The cost should be used in conjunction with an unfinished basement cost.
Porches and Breezeways
Porches and breezeways are similar in quality of both material and workmanship to the residence, and are to be priced per square foot of floor area. Costs are provided for three types of floor structures, three types of wall enclosures, a roof and ceiling finish. Floor cover is not included and can be priced from the residence floor cover costs.
Garages and Carports
Garage: Garage costs include a light concrete slab floor and an overhead door, which conform to the basic residence in both quality and construction. For garages with asphalt floors, use the asphalt (this will be a deduction) adjustment.
Detached garages are freestanding, and costs do not include any interior finish. Attached garages share a common wall with the residence, and costs include interior finish for only that wall which is common. Built-in garages have living area both adjacent to and above, and costs include finish for all common surfaces. The Add for Finish costs includes the necessary wall and/or ceiling finish to finish all interior surfaces. All costs are based on square footage of floor area. Basement garage costs are Lump-sum Adjustments and are to be used in conjunction with unfinished basement costs. Both the ceiling and the common wall are finished.
Area over Garage: If the area over an attached garage has interior finish equal to rest of the residence, include that area in the total square footage of the residence and price the garage as a built-in. If this area has minimal (bonus room) or no finish (storage attic), use the attached garage component with full partial living area above. Add for minimal finish, stairs, plumbing, floor cover, etc., as needed.
For living area over a detached garage, use the full exterior walls and high-pitched roof (gable ends). Add for finish: minimal, recreation room or apartment room, also stairs, plumbing, floor cover, etc.
Carport: Carports are a cost per square foot of floor area. Costs include roof cover and structure, necessary structural supports, and concrete slab. The shed or flat roof structure is two-dimensional, and the gable roof structure is a three-dimensional, trussed roof system. For carports with asphalt floors, use the asphalt (this will be a deduction) adjustment.